149 Thomas Rd · Bolingbrook, IL 60440

$220,000

3 bd · 2.5 ba · 1,460 sqft · Townhouse public records · 26 Days on market

Built 1971 2,417 sqft lot $151/sqft · 22% below area Est $283k · 22% under $230/mo HOA · 9% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers received. RENTALS ALLOWED VALUE-ADD OPPORTUNITY! Unlock instant equity in this spacious 2+1BR, 2.5BA Bolingbrook townhome. Freshly painted (2025) and new carpet (2025) provide a clean, modern canvas to start your renovation journey. The Heavy Lifting Started: New Garage Door (2023), Smart Thermostat (2024), Stove (2020), Water Heater (2018), and Roof (~7 yrs). The Canvas: Original windows, HVAC, and siding are ready for your 2026 energy-efficient upgrades. Features a massive primary suite with bay window and 8x8 WIC, plus a finished basement with a 3rd bedroom/flex-space. Private, fenced backyard. Prime Location: Minutes to I-55/I-355, Lisle Metra, and the award-winning STEM

Key facts

• Finished basement
• Smart thermostat
• Prime location

Tags

• NEW GARAGE DOOR
• SMART THERMOSTAT
• FINISHED BASEMENT
• PRIVATE FENCED BACKYARD
• PRIME LOCATION

Property features AI

Finance

• Other: School bus service available
• HOA & community: Monthly association fee of $230; HOA covers insurance, clubhouse, pool, exterior maintenance, lawn care, and snow removal; Pets allowed (cats and dogs permitted)

Exterior

• Parking: Attached garage (owned) with garage door opener; Asphalt parking; Total parking for 3 vehicles (1 garage space)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Attached single-family (townhouse) — 2-story; Entry level is the first floor; Fee simple ownership with HOA
• Construction: Built 51–60 years ago; Aluminum and vinyl siding; Asphalt roof; Concrete perimeter foundation; Property built before 1978
• Exterior features: Fenced yard; Lot dimensions approximately 23.7 x 102

Interior

• Kitchen: Kitchen on main level with wood laminate flooring
• Bedrooms: Master bedroom on second level with bay window and full bath; Second bedroom on second level; Additional bedroom in basement (below grade); Possible third bedroom
• Flooring: Carpet in several rooms including master and living room; Vinyl in den and dining room; Wood laminate in kitchen; Ceramic tile in basement bedroom
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Finished full basement; 7 total rooms; Den; Family room; Living room; Dining room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $68 ($818/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.8% in Bolingbrook — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#199 in IL, #3,692 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, health & safety F.
• Valley View CUSD 365U (suburban): math 21% / reading 28% proficiency, ranked #289 of 620 in IL (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wood View Elem School (math 8% / reading 12%, grade F, #1,517 of 2,056 statewide, top 78%, 450 students, 0% FRL); Brooks Middle School (math 27% / reading 40%, grade F, #214 of 665 statewide, top 32%, 933 students, 0% FRL); Bolingbrook High School (math 23% / reading 29%, grade F, #244 of 693 statewide, top 35%, 3,405 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 68 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 33% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 7.0

CMA / ARV

• ARV (median comp): $282,571
• List price: $220,000
• Delta: -22.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Thomas Rd	0.00mi	3/2.5	1,460 (0%)	0mo	$228,000	$156	100
462 Ridge Ln	0.39mi	2/2.0 (-1)	1,468 (+0%)	0mo	$406,570	$277	74
BUILDING 14 Ridge Ln	0.38mi	2/2.0 (-1)	1,468 (+0%)	1mo	$376,900	$257	74
460 Ridge Ln	0.39mi	2/2.0 (-1)	1,468 (+0%)	2mo	$409,900	$279	72
458 Ridge Ln	0.39mi	2/2.0 (-1)	1,459 (-0%)	3mo	$399,131	$274	72
417 Monet Cir	0.47mi	3/2.0	1,477 (+1%)	2mo	$295,000	$200	72
490 Ridge Ln	0.42mi	2/2.0 (-1)	1,468 (+0%)	1mo	$388,868	$265	72
225 Monroe Rd	0.22mi	2/2.5 (-1)	1,320 (-10%)	2mo	$225,000	$170	67
419 Lakeview Cir	0.58mi	2/2.5 (-1)	1,306 (-10%)	2mo	$270,000	$207	49
369 Lakeview Cir	0.59mi	2/2.5 (-1)	1,306 (-10%)	2mo	$265,000	$203	48
364 Kirkwood Cir	0.73mi	3/1.5	1,250 (-14%)	0mo	$255,000	$204	38
370 Kirkwood Cir	0.74mi	3/1.5	1,250 (-14%)	0mo	$270,000	$216	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.1% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-28,072
• Equity at exit: $32,803

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-5,317
• Equity at exit: $19,022

Cash invested: $61,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 60440

• Rents YoY: 4.1%
• Active inventory: 68
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,601 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$511 /mo · $6,138/yr
• Insurance: −$92
• HOA: −$230
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $68

Break-even live

Break-even rent $2,515

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $193	-5% $130	+0% $68	+5% $6	+10% $-56
Rent	-10% $-137	-5% $-35	+0% $68	+5% $171	+10% $274
Rate	-1.0pp $179	-0.5pp $124	base $68	+0.5pp $11	+1.0pp $-47

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Monroe Rd Bolingbrook, IL	3.0	1.5	1180	$2,600	$2.20	44d	1	0.23mi
513 Monroe Rd Bolingbrook, IL	2.0	2.5	1200	$2,495	$2.08	25d	1	0.31mi
239 Malibu Dr Bolingbrook, IL	3.0	1.5	975	$2,550	$2.62	20d	1	0.78mi
327 Musial Cir Unit 1237866P Bolingbrook, IL	3.0	2.0	1593	$9,596	$6.02	22d	1	0.94mi
361 Lyons Dr Bolingbrook, IL	3.0	1.5	1675	$2,800	$1.67	3d	1	1.01mi
601 Preston Dr Bolingbrook, IL	3.0	1.0–2.0	980	$2,250	$2.30	8d	1	1.04mi
2 Willow Ct Bolingbrook, IL	4.0	2.0	1800	$3,300	$1.83	2d	1	1.06mi
131 Enclave Cir Unit C Bolingbrook, IL	2.0	1.5	1498	$2,499	$1.67	21d	1	1.15mi
3420 Joann Ln Woodridge, IL	1.0–2.0	1.0	775	$2,085	$2.69	2d	15	1.19mi
254 Thornhurst Rd Bolingbrook, IL	3.0	2.5	1600	$2,600	$1.62	2d	1	1.26mi
238 Algonquin Ct Unit D Bolingbrook, IL	3.0	1.0	1108	$2,250	$2.03	8d	1	1.32mi
231 Dakota Ct Unit B Bolingbrook, IL	2.0	1.0	968	$1,850	$1.91	44d	1	1.43mi
230 Dakota Ct Unit B Bolingbrook, IL	3.0	1.0	1400	$2,200	$1.57	25d	1	1.44mi
3514 83rd St Woodridge, IL	3.0	3.0	1300	$2,486	$1.91	25d	1	1.44mi
2709 Northcreek Dr #2102 Woodridge, IL	2.0	1.5	963	$1,850	$1.92	13d	1	1.48mi
176 Fairwood Dr Bolingbrook, IL	3.0	1.5	1162	$2,166	$1.86	44d	1	1.49mi
651 Chesapeake Dr Bolingbrook, IL	3.0	2.0	1800	$2,700	$1.50	17d	1	1.49mi
668 Niagara Dr Bolingbrook, IL	3.0	2.5	1402	$2,695	$1.92	44d	1	1.50mi

HOA detail

• Monthly dues: $230 · $2,760/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-10
   status $220,000 Pending 26 DOM
2. 2026-06-09
   days on market $220,000 Contingent - Continue to Show 26 DOM
3. 2026-06-08
   days on market $220,000 Contingent - Continue to Show 25 DOM
4. 2026-06-07
   days on market $220,000 Contingent - Continue to Show 24 DOM
5. 2026-06-04
   days on market $220,000 Contingent - Continue to Show 21 DOM
6. 2026-06-03
   days on market $220,000 Contingent - Continue to Show 20 DOM
7. 2026-06-02
   days on market $220,000 Contingent - Continue to Show 19 DOM
8. 2026-06-01
   days on market $220,000 Contingent - Continue to Show 18 DOM
9. 2026-05-31
   days on market $220,000 Contingent - Continue to Show 17 DOM
10. 2026-05-14
    historical
11. 2026-05-14
    listed $220,000 Active 819-char remark
12. 2025-12-31
    historical
13. 2025-11-06
    price
14. 2025-10-11
    price
15. 2025-09-10
    listed Active
16. 2005-08-12
    soldstatus $150,000
17. 2002-06-11
    soldstatus $126,000
18. 1997-06-17
    soldstatus $100,500
19. 1996-02-29
    soldstatus $83,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $6,138 · $511/mo
• Projected year-2 tax: $6,138 · $511/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,215
• − Mortgage interest: −$12,323
• − Property taxes: −$6,138
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − HOA: −$2,760
• − Depreciation: −$6,400
• Taxable loss: −$2,500
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $1,418/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Valley View CUSD 365U
• NCES district ID: 1740070
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $69,424
• Composite: 23.48/100
• National rank: #7875
• State rank: #289 of 620 in IL

Livability — Bolingbrook

• Score: 76/100
• State rank: #199
• US rank: #3692

Category grades

Amenities F Commute A- Cost of living B- Crime A Employment A+ Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bolingbrook, IL
• County: Will County · 412,448 people
• City population: 74,096
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 51,940
• Household income: $93,494
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 1149.0

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 36% Hispanic / Latino 33% Black 19% Two or more races 15% Asian 10%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 7% Lithuanian 1% Italian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 62% English-only · Spanish 26% Other Indo-European 5% Tagalog/Filipino 2%

Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -256.14%
• Current HPI: 246.1906
• Rent YoY: ▲ 4.10%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+173.1% since first listed

13 events — show timeline

• 2026-06-16 Sold (MLS) $228,000 MRED as Distributed by MLS Grid
• 2026-06-09 Pending — MRED as Distributed by MLS Grid
• 2026-05-19 Contingent — MRED as Distributed by MLS Grid
• 2026-05-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-14 Listed $220,000 MRED as Distributed by MLS Grid
• 2025-12-31 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-06 Price Changed — MRED as Distributed by MLS Grid
• 2025-10-11 Price Changed — MRED as Distributed by MLS Grid
• 2025-09-10 Listed — MRED as Distributed by MLS Grid
• 2005-08-12 Sold (Public Records) $150,000 Public Records
• 2002-06-11 Sold (Public Records) $126,000 Public Records
• 1997-06-17 Sold (Public Records) $100,500 Public Records
• 1996-02-29 Sold (Public Records) $83,500 Public Records

Property tax history

+3.0%/yr

Latest (2024): $6,138 · +7.3% YoY. Source: county tax records.